My father has seen a property that he would like to buy and has noticed it is up for auction next month. How should he prepare for the auction?

Jayne, Solihull

A key issue to consider is that you are contractually bound to the purchase once the hammer falls. You need to be fully prepared for the sale. First, talk to the agents involved, then check out the local area and visit the property. Then if you are happy to proceed, instruct a surveyor to examine the building.

In addition, a sale pack from the seller’s solicitors should be available from the agents. This will contain legal evidence of the seller’s title and the relevant searches. Instruct a conveyancer to review the content to ensure everything is in order.

You should also obtain a mortgage in principle before the auction and be able to pay the deposit immediately after the sale. The balance has to be paid within a specified time frame. The auction house will charge a percentage of the sale, and there will be stamp duty and solicitor’s fees to pay.

I live in a block of flats and the people next door leave bags of rubbish outside their door for a few weeks before taking them to the communal bins. I have noticed the smell in my sitting room. What are my options?

Jon, Didsbury

This is not acceptable. I suggest you speak to your neighbours right away to explain the situation. If they ignore your request, you have the option of notifying the freeholder of the building.

The managing agents who are usually engaged to look after this kind of issue may be able to take up the problem on your behalf. It sounds like your neighbours are in breach of the covenants in their lease.

I have inherited my aunt’s house, which sits on a large plot of land. I am keen to build a second, smaller property in the grounds, but how can I make sure this goes ahead?

Michelle, Stockport

Check with the council as you will probably need planning permission and it might not allow houses to be built in gardens. In addition, restrictive covenants may apply to the property, which prevent further development. Ensure you check the Land Registry carefully and take legal advice.

If you fail to do this, and the new building breaches a covenant, then neighbours may be able to challenge your plans . Legal action could lead to an injunction or to an award of damages against you.

Our new neighbours seem very nice, but their two dogs bark constantly. I have young children and they are often woken up by the dogs at night.

Steven, Peterborough

The best way to tackle this problem is to talk to your neighbours. They may be used to the noise and unaware of the nuisance it is causing others.

If this doesn’t work, you may wish to contact the Environmental Health Department of your local council. Under the Environmental Protection Act 1990, noise emanating from premises that is having an impact on a person’s health can be deemed a statutory nuisance.

Your local council has powers, if appropriate, to serve a statutory notice upon your neighbour requiring that the noise be abated. Failure to comply with that specific notice can lead to prosecution.

But I would urge you to discuss this first with your neighbour. Possibly consider some form of mediation.

I live in a property that my husband rented since the Seventies. He passed away recently and I have not yet been approached about the tenancy. Would I be able to transfer it into my name?

Jean, Cambridge

The Rent Act 1977 permits certain family members to take over a tenancy, following the death of a loved one, as a right of succession.

Under the terms of this legislation, you will be entitled to become the new tenant. The Act allows a spouse to succeed to a tenancy if they lived in the property before the death.

The protection of the Act means that a landlord would have limited grounds for obtaining possession. You can also have a “fair rent” registered, which restricts the rent that can be charged.

My next-door neighbour has built a large summer house in his garden which means certain rooms in my house are now much darker during the day. Do I have any legal options available to me?

Daniel, Nottingham

If you wish to bring a “right to light” claim, you need to establish whether you have any right. This can be granted expressly, by a deed, or more commonly, through long use, If your light has not been compromised for 20 years, you should have established a right to it.

A chartered light surveyor can advise you and produce a report which you can use if you want to take legal action. The courts will consider whether your right has been affected by the summer house. If they decide it has, they could order your neighbour to remove it or pay you damages.

There are other avenues you may wish to investigate. Your neighbour may be subject to a restrictive covenant . It is not uncommon for homeowners to be prevented from building additional property in their garden. Your title deeds may give you a clue and you may be able to pursue the matter on such grounds .

Alternatively, check whether the summer house required planning permission and if this has been obtained.

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